Method and system for optimizing electronic map data and determining real property development yield

ABSTRACT

Disclosed is a system method for aligning a plurality of electronic map data, which includes the steps of obtaining an electronic map file, defining an area of interest on the electronic map file, selecting a predetermined datum and providing the electronic map file in the predetermined datum. Also disclosed is a land yield method including the steps of obtaining an electronic map, storing the electronic map in a computer readable medium, defining an area of interest on the electronic map, referring to a database to determine whether the database contains at least one restriction value, referring to a remote database to determine whether the remote database contains an additional restriction value, the additional restriction value being distinct from the at least one restriction value, combining restriction values, and determining a total value of the parcel of land based on the combined restriction values.

RELATED APPLICATION

The present Patent Application claims priority to Provisional PatentApplication No. 60/882,174, filed Dec. 27, 2007, and 60/924,204, filedMay 3, 2007, which are incorporated by reference herein.

FIELD OF THE INVENTION

This invention is related to a method for optimizing electronic map dataand a system for executing such a method.

BACKGROUND

Land acquisition software applications often require that an overlay mapbe placed over and aligned with an electronic display so that the mapfeatures are superimposed on the underlying electronically produceddisplay. The map, for example, may comprise topographic and other fixedfeatures such as roads and zoning detail while the electronic displaymay comprise variable population density information or unusable landarea. This information may be obtained from a computer and displayed onan electronic device such as a cathode ray tube in the form of symbols.The overlay map must be properly aligned with the cathode ray tube ifthe electronic display symbols are to be properly located with respectto the map features. One way to accomplish this alignment is by manualadjustment; however this can be time consuming and is subject to humanerror, which can have serious consequences in land development. A needexists for a method and system for accomplishing this alignmentautomatically.

SUMMARY OF THE INVENTIVE ASPECTS

Disclosed is a method for aligning a plurality of electronic map data.The method includes the steps of obtaining an electronic map file,defining an area of interest on the electronic map file, selecting apredetermined datum and providing the electronic map file in thepredetermined datum. The area of interest is stored in a computerreadable memory. A second electronic map file is retrieved and a datumfor the second electronic map file is determined. Also included in themethod are the steps of determining whether the area of interest atleast partially coincides with the second electronic map; and, in thecase that the area of interest at least partially coincides with thesecond electronic map, determining whether the second datum correspondswith the first datum and converting the retrieved electronic map to thepredetermined datum.

The method for aligning a plurality of electronic map data can be variedwith the additional steps of determining a first datum that isassociated with the first electronic map file, retrieving a retrievedelectronic map file from a spider program (herein alternatively referredto as a “grabber”) and selecting the predetermined datum such as WGS84.In the case of the first datum not conforming to the predetermineddatum, the first datum is converted to the predetermined datum, afterwhich the predetermined datum is optionally converted to a preferreduser datum. Receiving the second electronic map file optionally includesdetermining whether the second electronic file map resides in adatabase; and, in the case of the second datum electronic file map notresiding in a database, obtaining a corresponding map from an externalsource. In the case of the area of interest at least partiallycoinciding with the corresponding map from an external source. Themethod further includes storing the corresponding map from an externalsource in a computer readable medium.

The method for aligning a plurality of electronic map data can becombined with a feature for yielding the usable or unusable squarefootage of a property. This method includes referring to a remotedatabase to determine whether the remote database contains a restrictionvalue for the parcel of land. The restriction value is distinct from asecond restriction value obtained either from the remote database orfrom a computer readable storage medium and combined with it to form aplurality of restriction values. Lastly, a total value of the parcel ofland based on the plurality of restriction values is determined.

A land parcel development yield method includes obtaining an electronicmap file, storing the electronic map file in a computer readable medium,defining an area of interest on the electronic map file, referring to adatabase to determine whether the database contains at least onerestriction value for the parcel of land, referring to a remote databaseto determine whether the remote database contains an additionalrestriction value for the parcel of land, the additional restrictionvalue being distinct from the at least one restriction value, combiningthe at least one restriction value with the additional restriction valueto form a plurality of restriction values, and determining a total valueof the parcel of land based on the plurality of restriction values. Therestriction values can also alternatively or additionally represent anundevelopable amount of land, a developable amount of land or animpervious surface ratio. Further, the total value of the parcel of landcan be the floor area ratio of the land.

DESCRIPTION OF THE DRAWINGS

FIG. 1 is a flow chart showing a method for aligning a plurality ofelectronic map data;

FIGS. 2a-2e are flow charts showing a methodology of a spider/“grabber”program;

FIG. 3 is a flow chart showing a method of comparing electronic map datain an area of interest to “grabber data” obtained by the spider program;

FIGS. 4a-4d are a further flow chart showing a method of providing adevelopment yield for a property; and

FIG. 5 shows a land optimization/selection method.

DETAILED DESCRIPTION

The word “exemplary” is used herein to mean “serving as an example,instance, or illustration.” Any embodiment described herein as“exemplary” is not necessarily to be construed as preferred oradvantageous over other embodiments.

With reference to the flow chart shown in FIG. 1 showing initial stepsof a method for aligning a plurality of electronic map data, at step 104a user defines an area of interest (hereinafter alternatively referredto as “AOI”) for data location on a map for datum verification. At step106, the system reads in a file from a file folder wherein a spiderprogram (explained herein below) has previously stored variouselectronic map files. The file is typically an electronic map file;however, the file can also be a report on a particular parcel of land,wherein the report includes information regarding history, title,encumbrances and other features relating to the land. Also, the map filecan be an image file, a digital file or any other representation ofland. It is not necessary that geographic coordinate information beknown at this time.

The spider program is an internet bot, in which an automated scriptobtains, analyzes and files information from web servers. Spiderprograms are mainly used to create a copy of visited pages for laterprocessing by a search engine that will index the downloaded pages toprovide fast future searches. Each server typically has rules for thespidering of that server that the bot is supposed to obey. For thepurposes of the present inventive method, the spider searches remoteservers for new and for updated electronic map files and files relatingto characteristics of a parcel of land. The data obtained by the spiderprogram is referred to as “grabber data”.

FIGS. 2a -2 are flow charts showing a methodology of a spider/“grabber”program. FIG. 2a shows the operation of a spider program. At level 202,the spider is configured to conduct either: a domain search, a searchengine search, or a known valid data update check. With respect to thedomain and search engine searches, at level 204, the system useskeywords to search for domain addresses through a specified page depthin a domain search; or, in a search engine search, determines a pagedepth to search and searches each identified site of the search engine.

With further respect to the domain search and with respect to FIGS. 2band c , at level 206, the system searches domain names until it finds adomain name matching the keywords inserted by the user. If the keywordsmatch, the page and web location are stored and the system continuessearching until the maximum page depth is reached. If there are no pagesthat match the keyword, the system determines whether any of the pagessearched are non-text files such as .pdf files, .jpg files, zip files,etc. If the files are non-text files, the system stores the page and webaddress for later consideration and user manipulation, e.g., manual mapalignment. If the files are not non-text files or after the non-textfiles have been stored, the system then continues searching for keywordmatches until the maximum page depth has been reached. The search enginesearch differs from the domain search, as shown in FIG. 2d , in that ina domain search, the system at level 208 searches web addresses forkeyword matches before looping (at level 210) until the maximum pagedepth is reached whereas the search engine search searches web pages.

With further reference to the known valid data update check, as shown inFIG. 2e , the system refers to “good links” that have been previouslyidentified as web addresses that can provide useful information relatingto property characteristics and/or use. The system maintains the lastdate the good link web address was saved in the system. At level 212,the system refers to a good link for a particular file and identifiesthe last date that the file was updated. If the file has not beenupdated since the date maintained in the system, the system checksanother “good link” to determine whether any updates have occurred sincethe last date the file was saved. If the file has been updated since thedate maintained in the system, the system downloads the updates andsaves them in place of the previous version of the file. At level 214,the system determines whether the updated good link remains a “goodlink,” i.e. whether the web address is one that can continue to provideuseful information. If the web address can continue to provide usefulinformation, the system moves to the next web address file and continuesupdating the links. If not, the system notes the file for user review todetermine whether the file must be removed. Ultimately the spiderprogram stores its keyword search results in a computer readable filethat is accessible to the system.

Map files in any electronic or non-electronic format and in anycoordinate system, known or unknown, can be converted to a desireddisplay format and/or a desired coordinate system. For example, mapfiles can be converted into and displayed as .shp files, .shx files or.dbf files. A “shapefile” commonly refers to a collection of files with“.shp,” “.shx,” “.dbf,” and other extensions on a common prefix name(e.g., “lakes.*”). Shapefiles spatially describe points, polygons orpolylines, which can, for example, represent water wells, lakes andrivers, respectively. Each item may also have attributes that describethe items, such as name or temperature. DBF format is used for spatialdata in a geographic information system to store feature attribute data.SID image format is used for raster images. With SID format, massiveimage data can be partitioned and displayed as satellite imagery in mapsoftware.

At steps 110 and 112, datum maps are loaded into the system and opened.At steps 114 and 116, the area of interest is converted to the currentdatum of the electronic map file and inserted into the electronic mapfile. Then, “grabber data” in question, i.e., the data identified instep 106 that is intended to be aligned, is inserted into the electronicmap file, at step 118.

With further reference to FIG. 1, at step 108 the system loads a datummodification equation, which can be but is not limited to a datumtransformation known as the standard Molodensky formula, a formula fortransforming geodetic coordinates from one datum to another. TheStandard Molodensky formula is used to convert latitude, longitude, andellipsoid height in one datum to another datum. Alternative datummodification equations can be used as well. In any case, geographiccoordinate variables are stored in a look up table in the system foreasy access.

With reference to FIG. 3, after (or while) the “grabber data” isinserted into the electronic map file, a user distraction feature isavailable to entertain the user while the data is loading. To this end,an animated zoom feature can be displayed onscreen at step 302. Atdecision step 304, the system determines whether “grabber data”, thedata received from the spider program, is located within the area ofinterest. If the “grabber data” is not located within the area ofinterest, the system displays “FAIL” onscreen at step 306 a and writes a“fail” identifier tag to the “grabber” file at step 308 a. If the“grabber data” is within the area of interest, the system displays“PASS” onscreen at step 306 b and writes a “pass” identifier tag to the“grabber” file at step 308 b.

A list of maps already in the system's memory is checked at step 326 todetermine if the “grabber data” is already available on a local databaseor otherwise referenced in a local database. If the “grabber data” isnot in the system's database, then the system continues to loop until itfinds a data that coincides with desired information for the area ofinterest. If the “grabber data” is available, on the local database oris otherwise referenced, the program retrieves the data. If the lastdatum map is not in the system's memory, the routine returns to step112. If the last datum map is in the memory, however, the systemconsiders whether the number of pass identifier tags is greater than 1at decision step 310. If the number of pass identifier tags is less thanor equal to one, the system then determines at step 312 whether thereare any pass identifier tags at all. If there are no pass identifiertags, the system flags the item for user intervention because the datumis thus unknown. Typically, this is because the system has encountered a.PDF or picture file, which the user must manually assess and align witha predetermined datum. If the number of pass tags is equal to one, thefile system moves to step 314 wherein the electronic map file isconverted to a predetermined datum.

By way of non-limiting example, the WGS84 datum is used; however anyconvenient datum may be selected, for example, if a local preference fora particular datum exists. For example, the user might choose toconfigure the system to output its information according to the UnitedStates National Grid for Spatial Addressing (USNG), which is a system ofgeographic grid references commonly used in United States, the OrdnanceSurvey Great Britain 1936, which is a system used in Great Britain, theNorth American Datum, a system used in the North American continent,etc. After the retrieved electronic map is converted to thepredetermined datum, the electronic map file is further convertible to asecondary preferred user datum as required by the user. The use of thepredetermined datum effectively results in the scale of the firstelectronic map file being synchronized with a scale of the secondelectronic map file in a 1:1 ratio.

Returning to step 310, if the number of pass identifier tags is greaterthan one, the system determines which of the datum maps are bestcorrelated to the area of interest; therefore, at step 316, the systemcompares the area of interest location with the electronic map. Atdecision step 318, the system determines whether any of the maps aresufficiently related to the area of interest. If any map is so related,the system proceeds directly to step 314 to convert the electronic mapfile to the predetermined datum; however, if the maps are notsufficiently related to the area of interest then, at step 320, thesystem flags the map for user intervention to select the correct datumand proceeds to step 314 to convert the electronic map to WGS84 format.At step 322, the newly converted file is saved to a particular folder,which can be identified by the area of interest, i.e., a particularstate, county, city, etc. The area of interest can be as small as onethe user desires. The original data file can then be deleted (at step324) or stored in a mass storage area at the user's option, but iseither stored or indexed as “grabber data”. As maps are converted, userscan generate reports for a particular area of interest.

The inventive method can be combined with a feature for yielding theusable or unusable square footage of a property—a land development yieldmethod. A land parcel development yield method includes obtaining anelectronic map file, storing the electronic map file in a computerreadable medium, defining an area of interest on the electronic mapfile, referring to a database to determine whether the database containsat least one restriction value for the parcel of land, referring to aremote database to determine whether the remote database contains anadditional restriction value for the parcel of land, the additionalrestriction value being distinct from the at least one restrictionvalue, combining the at least one restriction value with the additionalrestriction value to form a plurality of restriction values, anddetermining a total value of the parcel of land based on the pluralityof restriction values. The restriction values can represent anundevelopable square footage of land. The restriction values can alsoalternatively or additionally represent a developable amount of land, anundevelopable amount of land or an impervious surface ratio. Also, thetotal value of the parcel of land can be the floor area ratio of theland.

As shown in FIGS. 4a-4d , the development yield method begins at step402 with entering client information and a property location. Atdecision step 404, the system determines whether the property locationis within the system's database; if so, the system proceeds to step 408and if not, the system enters the web location for property informationretrieval at step 406. At step 408, the system gets information relatingto the property location, such as and without limitation: zoning, soils,wetlands, covenants, neighboring sites, historical significance,proposed public projects, utilities, and environmental restrictions. Atstep 410, the system opens a map for the user to draw an outline of theproperty location. At steps 412, 414, 416 and 418, the systemalternatively or concurrently opens, among other things, electronicversions of an aerial GIS map, a United States Geological Survey Map(“U.S.G.S.”) topographical map, a demographic map and a soil map. Thesystem then zooms to the property location and extracts an image (partof steps 412, 414, 416 and 418).

With the electronic maps obtained in steps 412-418, the system at steps420 and 422, for example, can get lists and definitions of soils withinthe property line and calculate areas of the property containing eachsoil. At step 424, the system identifies unusable property areas such asmarsh, swamp, water or other water impervious surfaces and flags eacharea of soil as unusable land. Additionally, at steps 426 and 428, thesystem has the ability to open a wetland electronic map file, extract animage and, if wetland exists on the property, calculate the unusablearea of the property due to the wetland. Similarly, at steps 430 and432, the system has the ability to open a FEMA electronic map file,extract an image and, if a floodway exists on the property, calculatethe unusable area of the property due to the floodway. Other similarmaps can be accessed and applied to the property location at the user'sdiscretion, e.g., sensitive species electronic map files (steps 434 and436), historic electronic map files (steps 438 and 440), protected lands(step 442), forest interior dwelling species (“fids”) maps (step 444),easement electronic map files (step 446) and other factors that canpotentially limit the use of a property (step 448).

Beginning in step 452, zoning factors are considered and zoneidentification information is obtained. In step 454, zone densityequations and variables are loaded and the total land area on whichbuildings and other structures can be constructed is calculated in step454. To this end, the building footprint, required parking (if zonedcommercial) is calculated.

At steps 456 and 458, respectively, deed information is uploaded intothe system. At steps 460 and 462, National Geodetic Survey GeographicInformation Service (“N.G.S.G.I.S.”) information is opened andelectronic map files are extracted with NGS points indentified. If theNGS Point is within a predetermined area of the property, i.e., fivehundred feet from the property boundary, the system gets information onthe NGS point (alternatively referred to as a “marker”) at step 464. TheNGS maintains records of landmark characteristics such as height,elevation, and geographic location. These landmarks are “markers.”Markers are used as surveying reference points. Alternatively, GlobalPositioning (“GPS”) data can be inserted in lieu of marker information.Further, additional information such as traffic maps 466, public safetyinformation 468 (i.e. distances to nearest hospital, police station andfire station) crime data 470, and census data 472 are obtained by thesystem. Alternatively, the user can enter custom data 474 into thereport.

The system can also generate a report for the property at step 476. Withthe information generated during the inventive method thus far, thesystem can provide the user with the capability of determiningoptimization values for a property. These values can be monetary values,restriction values, a rank (in comparison to other properties or userrequirements) or density and usage values. Optionally, these values arecompared to a predetermined value. Also, maximum or optimum use valuesare obtained. For example, if a parcel of land is a particular squarefootage and has a particular height restriction, the system cancalculate how much usable space can be built on that parcel of land.Alternatively, if a person needs a building to be a certain size, thesystem can review both external and internal databases of properties andrestrictions thereto and determine for the user which property meets therequired needs the best. The system can also review adjoining propertiesto determine the effects of adjoining properties on the subjectproperty. For example, the system can analyze whether adjoining parkingspaces legally provide the subject property with adequate parking thatis in accordance with local law.

With reference to FIG. 5 showing a land optimization/selection method,the system provides a user with help optimizing land space or selectinga parcel of land for an intended purpose. With respect to landoptimization, at step 502, a lot is loaded into the system's memory andat step 504, the system determines whether the lot is residential orcommercial. A particular section of that land is identified in step 506a or 506 b. For residential land, the system at step 508 loads zone lotlimitations and calculates the maximum number of lots that can be placedin the zone and site area (at step 510) regardless of the limitations ofthe lot. The system also determines a modified lot area in view of thelimitations of the land at step 512, i.e., it excludes land areas suchas environmentally protected areas, cliffs, swamps, etc. on whichbuildings cannot be constructed and, at step 514, recalculates theamount of buildable land to determine the number of minimum buildablelots. The system is then able to output a report containing the minimumand maximum amount of buildable area on the land at step 516. Additionalsteps include determining whether the excluded area eliminates thepossibility of constructing a building around the excluded area therebyraising the minimum amount of buildable area on the land.

With respect to commercial land after step 506, the system loads zonerules at 518 and sets a building area square foot counter at one andsets a corresponding parking square footage at the product of the landwidth multiplied by twenty-four at step 520. The system then determinesat step 522 whether the building area combined with the parking squarefootage divided by the site area is greater than the impervious surfaceratio. If not, the building area square footage at step 524 is increasedby one and the parking area at step 526 is increased by a multiplier of24+n (where in is the number of times the calculation has been made). Atstep 528, the parking area is updated and the system returns to step522. If at step 522 the building area square footage combined with theparking area square footage is greater than the impervious surface area,then the system returns to the previous building area square footage. Ifat step 522 the building area square footage combined with the parkingarea square footage is equal to the impervious surface area, then atstep 530 the system determines whether the building area square footagedivided by the site area is greater than the floor area ratio. If not,the building area is increased by one foot at step 532, multiplied bythe number of desired stories at step 534 and the system loops back tostep 530. If the building area square footage divided by the site areais greater than the floor area ratio, the system flags the building areasquare footage as maximum area and suggests modifying the site area atstep 536 or identifies to the user that the land size does not complywith the building square footage and the discrepancy should beeliminated. At 538, the results are displayed to the user. A personhaving ordinary skill in the art will understand that, for landselection based on predetermine user requirements, i.e., selecting aproperty based on its intended use, this method works in reverse.

All information relating to a property that is obtained by the system ismade available to the user. In other words, the system creates acatalogue of information relating to that property that can bereferenced by anyone at anytime thereby eliminating the need to go tovarious sources for various information.

The previous description of the disclosed embodiments is provided toenable any person skilled in the art to make or use the presentinvention. Various modifications to these embodiments will be readilyapparent to those skilled in the art, and the generic principles definedherein may be applied to other embodiments without departing from thespirit or scope of the invention. For example, one or more elements canbe rearranged and/or combined, or additional elements may be added.Thus, the present invention is not intended to be limited to theembodiments shown herein but is to be accorded the widest scopeconsistent with the principles and novel features disclosed herein.

We claim:
 1. A method of determining a density value of a parcel ofland, the method comprising: obtaining an electronic map file; storingsaid electronic map file in a computer readable medium; defining an areaof interest on said electronic map file; referring to a database todetermine whether said database contains at least one restriction valuefor the parcel of land; referring to a remote database to determinewhether said remote database contains an additional restriction valuefor the parcel of land, said additional restriction value being distinctfrom said at least one restriction value; combining said at least onerestriction value with said additional restriction value to form aplurality of restriction values; and determining a total value of saidparcel of land based on said plurality of restriction values; whereinsaid plurality of restriction valves represents an undevelopable amountof square footage of land; wherein said plurality of restriction valuesassociated with the parcel of land includes an impervious surface ratio.2. The method of determining a density value of a parcel of land asrecited in claim 1 wherein said plurality of restriction valuesrepresents a developable amount of square footage of land.
 3. The methodof determining a density value of a parcel of land as recited in claim 1wherein said total value of said parcel of land includes a floor arearatio.
 4. A method of determining a density value of a parcel of land,the method comprising: obtaining an electronic map file; storing saidelectronic map file in a computer readable medium; defining an area ofinterest on said electronic map file; referring to a database todetermine whether said database contains at least one restriction valuefor the parcel of land; referring to a remote database to determinewhether said remote database contains an additional restriction valuefor the parcel of land, said additional restriction value being distinctfrom said at least one restriction value; combining said at least onerestriction value with said additional restriction value to form aplurality of restriction values; and determining a total value of saidparcel of land based on said plurality of restriction values; whereinsaid plurality of restriction valves represents an undevelopable amountof square footage of land; wherein said total value of said parcel ofland includes a floor area ratio.
 5. The method of determining a densityvalue of a parcel of land as recited in claim 4 wherein said pluralityof restriction values represents a developable amount of square footageof land.
 6. The method of determining a density value of a parcel ofland as recited in claim 5 wherein said plurality of restriction valuesassociated with the parcel of land includes an impervious surface ratio.